Unwavering Commitment to Service
Although, from what you tell us, I don't think this agent deserves a second chance, it may be worth it to simply sit down and lay it all out. It may be simple misunderstanding of expectations. However, I agree with most who have replied - find another agent. This agent should be showing everything that meets your criteria and should know the comps for the area and offer an opinion about the list price.
What the other agents here are saying is true except for one thing. In TODAYS market conditions I will tell you if you do not at least offer listed price there is a slim to no chance of getting the property. Now, of course there are acceptions to this. But, inventory is low mostly due to the banks holding the foreclosures. When they were openly releasing all the foreclosures there was alot of inventory, since the moritorium the inventory is very low. Which is making more competition for the homes that are available. I can tell you, of the offers I make there are at least 10-15 other offers on the same homes. Many of the offers going 20-30 thousand over listed price, now the appraisals are a problem. So I think, your agent is not misleading you just needed to explain to you the reasoning. Now every area is different, I list many bank owned homes and I get 20 offers on each one also. It is just the state of the market now.
Short sales are a nightmare and rarely work out !
You and I both know that the agent cannot force you to make an offer that you are not comfortable with even if it is the listed price. If you have asked for CMAs and the agent refused, fire em
sounds like there is more to the story
I will agree with your agent on one point short sales are a nightmare for you as the buyer, if you were tempeted to go that direction I would recommend bank owned.
You have a right to "fire" your agent if you feel that they are not providing the service that you need. If you do this, then just be sure and "interview" your next agent and ask for references.
Find an agent that will at least run you:
1) CMA of SOLDS for the type of home you want in the specific neighbourhoods.
2) CMA of homes available, summary report showing what sellers are asking for broken down by prise per sf.
3) Short sales can be a pain...do you have enough cash, time and patience to deal with title issues, and fighting with banks? If you do...mostly the cash, then take on the additional troubles.
Focus on what you need...and at the end of the day I never let myself, businesses nor clients ever offer list price.
What can you do? Change Agents!! I always believe that I, as a Real Estate Agent, work for you. I should follow your lead and be able to HEAR you. I should be able to e-mail you listings in the areas you prefer and you tell me which properties suit your needs within your budget. If this agent can't do that, please do not punish yourself.
Your agent should be working for you. If you have a Buyer's Agent Agreement, then the agent should be negotiating the BEST price for you, inform you of ALL the most recent sales in the market area AND send you the homes that best meet your needs. This is at a minimum. If you are not getting this minimum from your agent, I believe the wisest thing to do is to work with an agent that will meet your needs. There are many, many professional and wonderful agents who are more than willing to offer a level of service that you deserve and expect.
Wishing you ONLY the best!